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CARMEL PLAN COMMISSION
MEMORANDUM-
Date: January 6, 2012
To: Plan Commission Members
From: Adrienne Keeling F'4--
Department of Community Services
Re: Docket Nos. 11080011 Z 11080013 OA
Enclosed is the information packet for the following items. If you have any questions, please give me a call at
571 -2417.
Docket No. 11080011 Z: Monon Overlay Rezone, Natural Section North.
The applicant seeks approval to rezone properties which abut the Monon Greenway north of First
Street NW, to include them in the Monon Greenway Overlay Zone. This overlay district is super-
imposed over the primary zoning districts, and its regulations shall supersede those of the primary
zoning districts. The properties which are included in the rezone consist of properties which abut the
Monon Greenway from 146th Street to First Street NW. Filed by the Carmel Department of Community
Services on behalf of the Carmel Plan Commission.
Docket No. 11080013 OA: Monon Overlay Amendment.
The applicant seeks approval to amend the Monon Greenway Overlay Zone of the Zoning Ordinance in
order to modify the regulations as need be during the rezoning of the affected parcels in the Natural
Section North. Filed by the Carmel Department of Community Services on behalf of the Carmel Plan
Commission.
BACKGROUND In 2007 and early 2008 the Plan Commission and Council worked to establish a set of
Development Standards specific to developments along the Monon Greenway. The effort was made in
response to concerns from citizens, Council and Plan Commission members over the many
developments, which were either proposed or under construction, along the Monon. The result was
Zoning Ordinance Chapter 23H. Monon Greenway Overlay Zone, which was adopted by Council
Ordinance Z- 515 -07, and effective April 21, 2008.
It is important to note that the 2007 -2008 process was only a TEXT AMENDMENT (OA) to the Zoning
Ordinance. For the Overlay Zone standards to be implemented and enforced, it was emphasized that a
subsequent approval would be needed to REZONE (Z) properties to be within the Monon Greenway
Overlay Zone. The REZONING of the northern segment of the Monon Greenway is proposal now
before the Plan Commission and will ultimately be reviewed by the City Council.
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
COMMITTEE AMENDMENTS Several changes have been made to both the overlay boundary and
development standards as a result of four Subdivisions Committee meetings along with additional
public input.
The Rezoning Boundary (11080011 Z): There was a great deal of discussion following the Public Hearing
about the proposed Rezoning Boundary following parcel lines vs. a set width along the Trail. We have
verified a surveyed centerline for the entire length of the Greenway which enables a set boundary width
to be established. A Boundary Distance of 88' on each side of the centerline is now proposed, as it
would encompass everything in the required setbacks. The same exceptions remain for properties
across a street running next to the Monon Greenway (e.g. along the west side of Rohrer Road and the
east side of 2 nd Avenue NW). A revised ordinance is enclosed which both describes and illustrates the
revised boundaries.
The Monon Overlay Chapter (11080013 OA): Most of the discussion at the Subdivision Committee revolved
around the actual Development Standards in Chapter 23H of the Zoning Ordinance. A revised
ordinance is enclosed which shows the redline version of the changes. The proposed amendments
are summarized as follows:
1. Purpose, Intent Authority. A new sentence was added at the end of the first paragraph that
mentions the 33' Greenway easement. You'll see in the setback section that the setback
distances have been re- stated to measure from the centerline rather than the 33' Monon
easement.
2. Section 23H.01 District Boundaries. We have adjusted the district boundary to reflect the
distance of 88' from the centerline to match the proposed boundary map. That distance also
happens to be concurrent with the largest required setback.
3. Section 23H.01.04: Existing PUDs will continue to follow the requirements of the approved
PUD Ordinance, thereby eliminating conflicts for previously approved projects such as
Traditions on the Monon, Village Green and Cobblestone Commons.
4. Section 23H.01.05. Conflicts. All language regarding conflicting ordinances /overlay zones
was consolidated into this section. Verbiage was also added to require the Monon Setbacks
apply in the US 31, Old Town and Home Place Overlays, even though those Overlays would
supercede the Monon Greenway when they conflict in other instances.
5. Section 23H.05. Building Setbacks. Several revisions have been made to this section, as it
has been the main focus of discussion. The revisions are summarized as follows:
a. The Minimum Greenway Setback sections have been re- stated to measure the distance
from the centerline.
b. Exemptions have been established for structures on existing lots so property owners,
primarily existing residences, may continue under their existing zoning.
C. Restrictions on Room Additions have been removed.
d. Restrictions on Accessory Buildings were removed and replaced with a reference to the
existing zoning ordinance section for Accessory Buildings.
e. New Principal Buildings would need to be 88' feet from the Monon Centerline (55' from
the 33' Greenway Easement). This would only apply to new subdivisions, rezones, or
plat amendments resulting in additional Principal Buildings.
f. The Conflicting Requirements sections have been moved to 23H.01.
6. Section 23H.06. Greenway Access Points. This section addresses the process to make a
connection to the Monon Greenway from a private property. It has been re- arranged to
differentiate between new or existing construction.
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
7. Remaining Revisions Sections 23H.11.02, 23H.11.03, 23H.12 &23H.14: These revisions
are simply to clarify that the requirements only apply for projects which require Plan
Commission Approval.
8. Potential Nonconformities. These concerns are addressed by exempting existing lots and
PUDs from the Minimum Greenway Setback.
The Department believes both the revised Boundary Map and Overlay Ordinance are a suitable solution to the
concerns raised by property owners regarding undue restriction on their existing or approved homes as well as to
the original concerns raised about maintaining the current character of the Monon Greenway. As such, we
would ask for the Plan Commission's favorable recommendation as these items move to the Carmel City
Council.
The information on this item has been arranged in the following format:
1. Ordinance Proposal to REZONE properties (legal document, includes parcel numbers map)
2. Chapter 231-1: Monon Greenway Overlay Zone, as amended by the Subdivision Committee.
2012 -0118; 11080011 Z 11080013 OA; PC Memo.docx
ONE CIVIC SQUARE? CARMEL, INDIANA 46032 317/571 -2417
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Sponsor: Councilor Rider
ORDINANCE Z- 5 -12
AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF CARMEL,
INDIANA, REZONING PROPERTIES ALONG THE MONON GREENWAY
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8 Rezoning properties along the Northern portion of the Monon Greenway, between 146' Street and 1 sr Street
9 NW from the R -I /Residence, R -2 1Residence, R -4 1Residence, P -I /Park and Recreation, and PUD /Planned
10 Unit Development District Classifications to the following: R -1 /Residence within the Monon Greenway Overlay,
11 R -2 /Residence within the Monon Greenway Overlay, R -4 1Residence within the Motion Greenway Overlay, P -1 1Park
12 and Recreation within the Motion Greenway Overlay, and PUD /Planned Unit Development within the Monon
13 Greenway Overlay District Classifications
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15 WHEREAS, pursuant to Indiana Code 36 -7 -4, the Common Council has lawfully adopted a zoning ordinance,
16 the terms of which are applicable to the geographic area consisting of the incorporated area of the City of
17 Carmel, Indiana, and the unincorporated area of Clay Township, Hamilton County, Indiana, which zoning
18 ordinance has been codified in Chapter 10 of the Carmel City Code; and
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20 WHEREAS, pursuant to Indiana Code 36 -7 -4 -602 the Common Council is authorized to amend the
21 map that is part of the zoning ordinance; and
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23 WHEREAS, the Carmel City Council of the City of Carmel, Indiana received a recommendation
24 from the Carmel Advisory Plan Commission on Tuesday, 2012, regarding the rezoning of the
25 real property as described in Exhibit A, and which is illustrated in the location maps of Exhibit B also
26 attached hereto.
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28 NOW, THEREFORE, BE IT ORDAINED, by the Common Council of the City of Carmel, Indiana, as
29 follows:
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31 Section 1 That the Official Zoning Map accompanying and made part of the Zoning Ordinance is hereby
32 changed to designate real property from the from the R -1 /Residence, R -2 /Residence, R- 4/Residence, P -1 /Park and
33 Recreation, and PUD/Planned Unit Development District Classifications to the following: R -1 /Residence within the
34 Monon Greenway Overlay, R- 2/Residence within the Motion Greenway Overlay, R- 4/Residence within the Motion
35 Greenway Overlay, P- 1/Park and Recreation within the Motion Greenway Overlay, and PUD/Planned Unit
36 Development within the Monon Greenway Overlay District Classifications.
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38 Section 2 All prior Ordinances or parts thereof inconsistent with any provision of this Ordinance are hereby
39 repealed.
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41 Section 3 This Ordinance shall be in full force and effect from and after its passage and signing by the Mayor.
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43 PASSED by the Common Council of the City of Carmel, Indiana this day of 2012,
44 by a vote of ayes and nays.
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1/18/2012
Ordinance Z- 5## -12 DRAFT
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COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer
W. Eric Seidensticker, President Pro Tempore
John V. Accetturo
Ronald E. Carter
G�:IMMI
Diana L. Cordray, IAMC, Clerk- Treasurer
Joseph C. Griffiths
Kevin Rider
Richard L. Sharp
Luci Snyder
Presented by me to the Mayor of the City of Carmel, Indiana this day of
2011, at _.M.
Diana L. Cordray, IAMC, Clerk- Treasurer
day of
James Brainard, Mayor
ATTEST:
Diana L. Cordray, IAMC, Clerk- Treasurer
Prepared by:
Adrienne Keeling, Planning Administrator, One Civic Square, Carmel, IN 46032
1/18/2012
Approved by me, Mayor of the City of Carmel, Indiana, this
2011, at _.M.
Ordinance Z- 5## -12 DRAFT
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EXHIBIT A
PROPERTY DESCRIPTION
Rezone of properties located along the Monon Greenway, between 146` Street and 1" Street NW, bound by
the following area:
Beginning at the intersection of the eastern right -of -way of Rohrer Road and the southern right -of -way of 146th
Street;
thence east along the southern right -of -way of 146th Street to a point eighty -eight feet (88') east of the
centerline of the Monon Greenway;
thence southward, maintaining a distance of eighty -eight feet (88') parallel with the centerline of the Monon
Greenway, to the northern right -of -way of 3 Street NW;
thence west along the northern right -of -way of 3` Street NW to the western right -of -way of 2 Avenue NW;
thence south along the western right -of -way of 2 Avenue NW to the centerline of I" Street NW;
thence west along the centerline of 1st Street NW to a point eighty -eight feet (88') west of the centerline of the
Monon Greenway;
thence northward, maintaining a distance of eighty -eight feet (88') parallel with the centerline of the Monon
Greenway, to the eastern right -of -way of Rohrer Road;
thence north along the eastern right -of -way of Rohrer Road to the point of beginning.
1/18/2012
Ordinance Z- 5## -12 DRAFT
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EXHIBIT B -1
PROPERTY LOCATION MAP: 146 Street to US 31
NORTH SEGMENT MAP
146th Street US 31
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MONON GREENWAY
PROPOSED OVERLAY
ZONE BOUNDARY
c 88' on each side of Monon Cented+'ne
exctud ng west s de of Rohrer Road
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Ordinance Z- 5## -12 DRAFT
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EXHIBIT B -2
PROPERTY LOCATION MAP: US 31 to 1" Street NW
1/18/2012
Ordinance Z- 5## -12 DRAFT'
MY or CARM @l. ZONING ORDINANCL
CARMEL CITY CODE
CHAPTER 10: ZONING SUBDIVISIONS
ARTICLE l: ZONING CODE
CARMEL ZONING ORDINANCE
CHAPTER 23H: MONON GREENWAY OVERLAY ZONE
EXISTING ZONING DISTRICTS (Natural Section): S -2, R -1, R -2, R -3, R -4, M -3, P -1, PUD, Old Town Overlay, US 31
Overlay, Home Place Overlay.
23H.00 Monon Greenway Overlay Zone
23H.00.01 Purpose. Intent and Authority The purpose of this overlay zone is to protect and enhance the health, safety
and welfare of the citizens and property owners of Carmel and Clay Township by protecting the physical
integrity of the Monon Greenway, including its ballast foundation and drainage ways, and by complying
with the Monon Greenway easement covenants as they pertain to the natural character and existing
vegetation of the trail and its protection. For purposes of this Zone, the Monon Greenway shall be defined
as any property conveyed to the City of Carmel, by title or easement, for purposes of establishment of the
Monon Trail. T ypically, the Monon Greenway is established at a width of thirty -three feet (33') on each
side of the surveyed centerline.
It is the City's intent to achieve the purpose of this zone by:
Providing a consistent design treatment for properties along Monon Greenway;
Providing controls for architecture and landscape design that establish continuity of design between
projects and to improve the physical relationship and human scale between new buildings and the
Monon Greenway;
Protecting the Monon Greenway character;
Protecting the physical integrity of the Monon Greenway.
This district is superimposed over the other primary zoning districts and its regulations shall supersede
those of the primary zoning districts over which it is superimposed. In establishing this zone, the Plan
Commission and Council relies on I.C. 36 -7 -4 -1400 et seq.
23H.00.99 Application Procedure
A. Development Plan See Section 24.99(A): Development Plan.
B. Architectural Design, Exterior Lighting Landscaping and Signage (ADLS) See Section 24.99(B):
Architectural Design, Exterior Lighting, Landscaping and Signage (ADLS).
Chapter 23H: Monon Greenway Overlay Zone
23H -1
as adopted per Z- 515 -07
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23H.01 District Boundaries The boundaries of the Monon Greenway Overlay Zone (the Zone) are hereby established as
approved on the Zoning Map, generally extending eighty -eight (88) feet from the centerline of the Monon Greenway.
Diagram 1 illustrates, generally, the boundaries of the Urban and Natural Sections.
23H.01.01 Urban Section Boundary Properties which abut the Monon
Greenway from First Street NW to the southern property line of
properties fronting the south side of Carmel Drive.
23H.01.02 Natural Section Boundary Properties which abut the Monon
Greenway from 146 Street to First Street NW and Carmel
Drive to 96` Street.
23H.01.03 Parcels in the C -1 /City Center and C -2 /Old Town Districts shall
be exempt from the requirements of the Zone.
23H.01.04 Structures within an approved Planned Unit Development
(PUD) may continue to follow the requirements of the approved
PUD Ordinance.
23H.01.05 Conflicts The US Highway 31 Corridor, Old Town District and
Home Place District Overlay Zones shall govern over the
Monon Greenway Overlay Zone where conflicts exist, except
the requirements in Section 23H.05: Building Setbacks shall
apply. The Monon Greenway Overlay Zone shall also govern
in instances where other Overlay Zones are silent.
23H.02 Plan Commission Approval
23H.02.01 The Plan Commission must approve, approve with conditions,
or disapprove the Development Plan (DP) and Architectural
Design, Exterior Lighting, Landscaping and Signage (ADLS)
for any tract of land in the Urban Section of the Monon
Greenway Overlay Zone. DP and ADLS review is required in
the Natural Section, pursuant to the requirements of the
underlying primary zoning district.
Diagram 1: Ur
Natural Sections
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23H.02.02 Zoning Waiver The Commission may, after a public hearing, grant a Zoning Waiver of the dimensional
and quantitative to the following criteria:
A. The proposal shall enhance the overall Development Plan and the adjoining streetscapes and
neighborhoods.
B. The proposal shall not produce a Site Plan or street/circulation system that would be impractical or
detract from the appearance of the Development Plan or the District, and shall not adversely affect
emergency vehicle access.
C. The proposal shall exhibit extraordinary site design characteristics, including, but not limited to:
Increased landscape treatment, tree preservation, provisions for bicycle and pedestrian traffic.
In granting a waiver, the Commission may impose such conditions that will, in its judgment, secure the
purposes of this Chapter This Section does not affect the right of the applicant under Indiana law to
petition the Board of Zoning Appeals for a variance from development standards provided under IC 36 -7 -4-
918.5 and this Zoning Ordinance.
23H.03 Permitted Uses See Appendix A Schedule of Uses.
Chapter 23H- Monon Greenway Overlay Zone
23H -2
as adopted per Z- 515 -07
Spring 2009 4 DRAFT FOR JANUARY 18 PLAN COMMISSION
CrrY Or CARMI L ZONING ORDINANCE
23H.03.01 All Uses which are permitted in the underlying primary zoning district(s), except those uses expressly
prohibited by Section 23H.04, are permitted in the Zone.
23H.03.02 Residential uses are permitted in the Zone, regardless of the underlying primary zoning district.
23H.04 Prohibited Uses See Appendix A Schedule of Uses.
23H.04.01 Prohibited Uses
Mobile Home Court, Penal or Correctional Institution, Commercial Sewage or Garbage Disposal Plant,
Water Management and Use Facility, Lumber /Building Materials Sales (enclosed), Automobile Service
Station, Restaurant (with drive -thru sales), Automobile/Boat Sales, Automobile/ Truck Repair (indoor), Car
Wash, Commercial Kennel, Dry Cleaning Establishment (with on -site plant), Funeral
Home/Mortuary /Crematory, Self- service Laundry, Veterinary Hospital with commercial kennel, Wholesale
Sales, Stadium or Coliseum, Feed Store, Grain Elevator, Shooting Gallery, Sexually Oriented Businesses,
All Industrial Uses in Appendix A (Type of Uses).
23H.05 Building Setbacks
23H.05.01 Urban Section
A. Minimum Greenwav Setback
1. Minimum: Twelve Forty -five feet (42 measured from the aetual light of
&ee f half Fight 6f WW Ch c enterline of
the Monon
Greenway. See also corresponding Building Heights, as prescribed by Section
23H.08.01.
2. Maximum: There is no maximum setback; however, the area adjacent to the Greenway may not
be used solely for parking. In addition, this area must reflect an awareness of the
Greenway and shall not adversely impact the character of the Greenway.
B. Front Setbacks not abuttin the Monon Greenway. Requirements per underlying primary zoning district
or applicable Overlay Zone.
4C. Side and Rear Setbacks Fifteen (15) feet.
23H.05.02 Natural Section
A. Minimum Greenway Setback. Setbacks shall be measured from the edge--center?' of Monon
Greenway, which encompasses the gefiemlb -a presumed thirty -three feet (33') half right -of-
way and /or easement.
1. Structures on Lots recorded prior to January 1, 2012 may continue to follow the requirements of
the underlying primary zoning district or Overlay Zone, when applicable. However, If any
Subdivision or Primary or Secondary Plat amendment recorded after January 1, 2012, allows
for the construe ion of more Principal Buildings within the affected subdivision, then any
Chapter 23H: Monon Greenway Overlay Zone
23H -3
as adopted per Z- 515 -07
SPANO DRAFT FOR JANUARY 18 PLAN COMMISSION
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additional Principal Building shall comply with the Minimum Greenway Setback for New
Principal Buildings.
2. New Principal Buildings: Eighty -eight (88) feet.
3. Accessory Buildings: See Section 25.01: Accessory Buildings &Uses.
B Sid and Rear Setbacks not abutting the Monon Greenway Requirements per underlying primary
zoning district or applicable Overlay Zone.
23H.06 Greenway Access Points
23H.06.01 New Principal Buildings: Greenway Access Points, for new residential or any commercial construction,
shall be designed and built in accordance with an approved Plan and to Parks Board Standards.
onnection intervals
shall be approved by the Director of Carmel Clay Parks. All access points shall be constructed of durable
materials and shall be designed as to not impede drainage ways. Where determined appropriate, a non access
agreement may be required to be recorded.
231-1.06.02 Existing Buildings: Greenway Access points from existing buildings must receive the approval of the
Director of Carmel Clay Parks. All access points shall be designed as to not impede drainage ways.
23H.07 Building Orientation Footprint
23H.07.01 Urban Section
A. Orientation: Every parcel with frontage on the Monon Greenway must have at least one building
elevation that fronts on the Greenway.
B. Maximum Building Footprint- 15,000 square feet.
C. Maximum Fagade Length: 150 feet.
23H.07.02 Natural Section
A. Maximum Building Footprint: 15,000 square feet.
B. Maximum Fagade Length: No facade greater than 80 feet in length shall be parallel with the
Greenway. Longer facades must be oriented at an angle greater than or equal to 60
degrees from the property line abutting the Greenway.
23H.08 Building Height
23H.08.01 Urban Section
A. Minimum Height: None.
B. Maximum Height: Sixty feet (60'), or as permitted in the primary underlying zoning district.
1. When used, facade step backs shall be at least twenty feet (20') in depth and shall be constructed
as usable outdoor space, such as a rooftop patio or garden.
23H.08.02 Natural Section
A. Minimum Height: None.
Chapter 23H: Monon Greenway Overlay Zone
23H 4
as adopted per Z- 515 -07
SPSRg 9009 4 DRAFT FOR JANUARY 18 PLAN COMMISSION
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B. Maximum Height: As permitted in the primary underlying zoning district or applicable Overlay
Zone.
23H.09 Building Requirements
23H.09.01 New principal buildings with a gross floor area containing more than 15,000 non residential square feet
shall contain a shower, changing and locker facility accessible for employee use.
23H.09.02 New principal buildings with a gross floor area containing more than 15,000 square feet shall provide
covered, long term bicycle parking at a rate of one space per 5,000 square feet. Long term bicycle parking
may include an indoor storage area and/or exterior bicycle lockers, as approved as part of an ADLS plan.
23H.10 Architectural Design Buildings in the Urban Section with frontage on the Greenway must include the following
characteristics:
23H.10.01 Large blank facades are not allowed. Buildings with continuous facades that are fifty feet (50') or greater in
width, shall be designed with offsets (projecting or recessed) not less than eight feet (8') in depth and
continuous for not less than twenty -five feet (25') along the length of the facade.
All elevations shall exhibit variety through inclusion of architectural elements such as windows and
surrounds, storefronts, doors, special brick coursing, pilasters, lintels, canopies and covered walkways or
recesses. Facades shall also exhibit variable roof heights, a diversity of building materials and varied
building mass within a given structure.
Architectural elements shall be arranged in a balanced, relatively uniform fashion. Faux window openings
and special masonry coursing may be used in service areas, especially areas where rooftop skylighting is
designed.
23H.10.02 Ground and upper floors shall utilize transparent glass; the ground floor elevations of non residential uses
must incorporate the transparent glass as a significant component.
23H.10.03 The first floor and all other floors will have a coordinated composition, which will usually be indicated by
the alignment of upper floor windows and other features with openings and features of the first floor.
23H.10.04 Retail storefronts shall have a primary entrance oriented along the Greenway on the first floor of the
building, other entrances such as pedestrian entrances to parking areas shall be permitted on non Greenway
facades.
23H.10.05 Every facade of a building abutting the Greenway must have openings for windows.
23H.10.06 Large expanses of glass are allowed, but no facade may be constructed entirely of a metal and glass curtain
wall.
23H.10.07 Fixed or retractable awnings are encouraged if they complement a building's architectural style, material,
colors, and details; do not conceal architectural features (such as cornices, columns, pilasters, or decorative
details); do not impair facade composition; and are designed as an integral part of the facade. Awnings may
not be internally illuminated.
23H.10.08 Pedestrian scale detailing is required at the ground level. As the buildings will be viewed very close up, it is
important to exhibit articulated detail and ornament that is scaled to the pedestrian. Examples include,
but are not limited to cornices, columns, pilasters, lighting, decorative moldings, sills and quoins, as well as
canopies, awnings covered walkways and other similar sheltering features.
23H.10.09 Modulation of the roof and /or roof line will be required in order to eliminate box shaped buildings.
Parapets must be fully integrated into the architectural design of the building and provide seamless design
transitions, including exterior materials between the main building mass, mechanical penthouses and other
roof structures. Should they be used, partial parapets shall have a return that extends inward to at least the
Chapter 23H: Monon Greenway Overlay Zone
23H -5
as adopted per Z- 515 -07
SpFing 2908 DRAFT FOR JANUARY 18 PLAN COMMISSION
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first structural bay, or twenty (20) feet, whichever is greater. Parapet heights shall vary by no less than 3
feet, including between neighboring structures on the same or adjacent parcel.
23H.10.10 Architectural styles, primary materials, building setbacks, separations, heights and mass shall vary among
neighboring buildings along the Greenway.
23H.I I Landscaping and Tree Preservation
23H.11.01 Urban Section
A. Tree Preservation Requirements: It is the goal of the Monon Greenway Overlay to preserve existing
vegetation within the Greenway Easement of Right -of -Way according to the Monon Greenway
covenants. Alterations to the existing vegetation in the Monon Greenway may be sought
through a DP /ADLS proposal. Such alterations require the approval of the Director of Carmel
Clay Parks. Otherwise no changes to the Greenway vegetation may be made. Any proposed
preservation or alteration outside of the Greenway shall be reviewed by the Urban Forester
and Plan Commission and must be in accordance with Section 23H.11.03. When deemed
appropriate, and upon the approval of the Urban Forester, mitigation may occur within the
Monon Greenway.
B. Planting Requirements:
1. When a Development Plan or other Commission approval includes or requires reconstruction
of the Greenway, the landscape plan shall comply with the Monon Greenway Cross Section
requirements and must meet the approval of the Director of Carmel Clay Parks and the City of
Carmel Urban Forester.
2. The Greenway Setback shall be landscaped with a combination of shade trees, low shrubs,
planting beds and grass or ground cover, with exceptions for appropriate pedestrian access to
building entrances.
3. Alternatively, the Greenway Setback may be covered with decorative hard surfaces and/or
pavers to allow seating areas or outdoor tables, such areas shall be surrounded by low shrubs
or planting beds.
4. Remaining facades shall have foundation plantings in beds no less than five (5) feet in width,
with exceptions for appropriate pedestrian access to building entrances. Initially, plantings
shall cover at least 50% of the base of the building (horizontally) and be at mature height and
coverage within three (3) years.
23H.11.02 Natural Section
A. Planting Requirements: When Perimeter Buffering is required per Chapter 26.04. Perimeter i3uflering
Requirements, Plafigngs plantings along the Monon Greenway shall be provided at a rate
equivalent to a Bufferyard D.,
B. Tree Preservation Requirements: Existing vegetation within the Greenway Easement or Right -of-
Way shall be preserved in accordance with the Monon Greenway covenants. Proposed
preservation plans or alterations to the existing vegetation in the Greenway require the approval of
the Director of Carmel Clay Parks. Otherwise no changes to the Greenway vegetation may be
made. Any proposed preservation or alteration outside of the Greenway shall be reviewed by the
Urban Forester and must be in accordance with 23H.11,03.
23H.11.03 General Landscaping Requirements The requirements of this section shall apply to projects which require
Plan Commission approval, including DP, ADLS and Primary Plat review.
A. Sites with existing trees or stands of trees shall protect and incorporate them into the overall site design
The landscape plan must preserve not less than 75% of all trees that are 6" DBH or iarger and located
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within the required yard /setback areas.
B. A five -foot (5') wide planting strip shall be provided along all sides of parking areas. The minimum
planting shall include two (2) shade trees and thirty (30) shrubs per 100 linear feet. In areas where the
planting strip is isolated from other lawn or green areas by sidewalks, drives or other impervious
surfaces, then the Plan Commission may require structural soil technologies be applied to sustain the
life of plantings.
C. Parking areas shall be located at the rear or side of buildings, and screened from the Greenway by low
walls, low fences, or hedges, or a combination thereof. Plant materials shall be at least four feet (4') in
height within three (3) years.
D. Shade trees shall be planted within parking areas greater than 10,000 square feet. There shall be planted
one (1) shade tree and five (5) shrubs per every nine (9) spaces.
E. The design of fencing, sound walls, trash enclosures and similar site elements shall replicate the
architecture of the Principal building(s) in construction material and detailing. No openings or access
gates for trash enclosures shall face the Monon Greenway.
F. All landscaping approved as part of an ADLS plan shall be installed prior to issuance of a Certificate of
Occupancy by the Department. If it is not possible to install the approved landscaping because of
weather conditions, the property owner shall post a bond prior to the issuance of the Final Certificate of
Occupancy for the amount equal to the total installed cost of the remaining, uninstalled landscape
material.
G. It shall be the responsibility of the owners and their agents to insure proper maintenance of all trees,
shrubs and other landscaping approved as part of the ADLS Plans in accordance with the standards set
by this Ordinance. This is to include, but is not limited to, replacing dead plantings with identical
varieties or a suitable substitute, irrigation and mulching of planting areas, and keeping the area free of
refuse, debris, rank vegetation and weeds.
H. All landscaping is subject to approval by the Commission. No landscaping which has been approved
by the Plan Commission may later be substantially altered, eliminated or sacrificed without first
obtaining further Commission approval. However, minor material alterations in landscaping may be
approved by the Director or his designee in order to conform to specific site conditions.
I. Ground level mechanical/ telecommunication equipment shall be fully screened so that it is not visible
from the Greenway and any adjoining residential zones or uses using walls, fencing, landscaping, or
other method approved by the Commission.
23H.12 Lighting. The requirements of this section shall apply to projects which require Plan Commission approval. including I
DP, ADLS and Primary Plat review.
23H.12.01 Exterior lighting of the building(s) or site shall be designed so that light is not directed off the site and the
light source is shielded from direct offsite viewing.
23H.12.02 Exterior lighting shall be architecturally integrated with the building style, material and color. Rooftop
lighting shall be prohibited.
23H.12.03 All exterior architectural, display, decorative and sign lighting shall be generated from concealed, low level
fixtures.
23H.12.04 The maximum height of light standards in parking areas shall not exceed the building height, or twenty -five
(25) feet, which eve whichever is less. When light standards abut or fall within ninety (90) feet of single I
family residential properties, their height shall not exceed fifteen (15) feet.
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23H.13 Signage All signs shall be in accordance with Chapter 25.07. Sign Ordinance and other applicable District Overlay
Requirements. In addition, the following standards shall apply to signs facing the Monon Greenway:
23H.13.02 Wall Signs are allowed in the Urban Section provided that they fit within the horizontal and vertical
elements of the building and do not obscure details of the building. No sign shall be allowed to extend
above the cornice line of a building. Wall Signs shall be no larger than ten (10) square feet and shall be in
accordance with an approved ADLS.
23H.13.03 Projecting Signs no larger than six (6) square feet are allowed for new or existing buildings in the Urban
Section which comply with setback, orientation and height requirements, as specified in Sections 23H.05,
23H.07 and 23H.08 of this Chapter.
23H.14 Parking The requirements of this section shall apply to projects which require elan Cowifaission approval, including De,
ADLS and Primary Plat review.
23H.14.01 Parking shall be provided per Chapter 27: Additional Parking Loading Regulations, unless otherwise
stated for parcels in the Old Town District Overlay Zone.
23H.14.02 Bicycle parking shall be provided in accordance with Section 2706: Bicycle Parking; however, the
required number of bicycle parking spaces in the Overlay Zone shall be double. The number of spaces may
include the long -term bicycle parking required in Section 23H.09.02. Upon approval by the Alternative
Transportation Coordinator, bicycle parking may be located in the Monon Greenway Easement (Urban
Section only)..
23H.14.03 Parking areas shall be set back not less than 20 feet behind the Front Line of Building, and shall include
landscaping as required in Section 23H.11.03. Open spaces created by this setback shall become pocket
parks, landscaped gathering spaces or space for other greenway- related amenities.
23H.14.04 Parking structures are permitted adjacent to the Monon Greenway; provided that all levels of the fagade
facing the Greenway are a non parking use, or a below -grade parking structure acts as a building foundation
completely screened from the view of the Greenway. Uses may be residential or non residential in nature,
and shall comply with Sections 23H.03 and 23H.04 of this Chapter.
23H.15 Other Requirements
23H.15.01 Boundary Markers Upon application for Commission approval a staked survey must be completed to
determine the Monon Greenway property line. Prior to commencing and throughout the duration of
construction, boundary markers shall be placed at the edge of the Monon Greenway Right -of Way.
Monuments shall be at least twenty -four inches (24 in height and placed at the property corners abutting
the Greenway. In addition, a temporary construction fence shall be placed along the Greenway boundary
prior to site work commencing and throughout the duration of construction.
23H.15.02 Monon Documents. Upon application for Commission approval applicant must provide a copy of the deed
by which the title and any associated easements were conveyed.
23H.15.03 All other requirements not mentioned in this Section shall remain as stated for that primary zoning
classification district mapped.
Chapter 23H: Monon Greenway Overlay Zone
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CHAPTER 23H: MONON GREENWAY OVERLAY ZONE
AMENDMENT LOG
Ordinance No.
Docket No.
Council Approval
Effective Date
Sections Affected
Z- 515 -07, as amended
07050023 OA
Aril 21, 2008
Aril 21, 2008
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